Developer Hit with £165,000 Fine for Fire Safety Failings – Are You at Risk?

Despite warnings from fire officers and the Health and Safety Executive, the developer continued work with no fire alarms, no evacuation plan, and dangerously compromised compartmentation. It’s a cautionary tale for anyone managing a commercial property, planning refurbishment works, or converting spaces for new use. So, what exactly went wrong? And more importantly, how can you stay compliant and protect both your people and your property?

What Happened in Preston?

The property developer behind the major building conversion was taken to court after investigators found serious fire safety failings, including:

• No working fire detection or alarm system.
• No means of alerting workers in the event of a fire.
• Lack of emergency lighting and escape signage.
• Breaches of compartmentalisation allowed fire to spread between units.

Despite formal notices issued under the Regulatory Reform (Fire Safety) Order and Construction (Design and Management) Regulations, work continued unchanged.

The result? A £165,000 fine, plus legal costs, and a damaged reputation.

The Fire Safety Rules Still Apply – Even During Construction

Whether you’re upgrading an office block, converting a shop into flats, or extending a care home, you’re still legally required to maintain fire safety under UK law.

Here’s what the law says:

• Fire detection and warning must be in place even during construction or refurbishment.
• Means of escape and compartmentation must not be compromised.
• You must carry out a suitable fire risk assessment for the building (as it is at the time construction commences)
• The responsible person must act on Notices from authorities without delay

TIP: Under the Fire Safety Order 2005, you are considered the “Responsible Person” even if the building is unoccupied.

4 Key Lessons for Commercial Landlords and Building Managers

1. Plan Fire Safety Early

Include fire protection in your design and build plans, not as an afterthought. Involve competent fire safety advisors from the start.

2. Maintain Safe Escape Routes

If construction work compromises exits or compartmentation, temporary solutions must be in place, for example, signage, detectors, etc.

3. Install Alarms Before Occupancy

A fire detection system must be operational before any part of the building is in use, even if it’s just staff or contractors.

4. Don’t Ignore Enforcement Notices

If you receive a notice from your local fire service or the HSE, respond immediately and get professional advice.

How We Help Developers Stay Protected

At IPS, we work with property managers, landlords and developers to:

• Review fire risk assessments before, during and after works.
• Design compliant alarm systems for phased occupation.
• Provide advice on compartmentation and emergency planning.
• Support responses to enforcement notices and fire audits.

Don’t Risk a £165,000 Fine – Stay Ahead of the Fire Safety Requirements

Fire safety isn’t just about ticking a box. It’s about protecting lives, meeting your legal duties, and avoiding the financial and reputational damage that is associated with getting it wrong.